Housing market update for this week: inventory finally topped last year, with 841,000 homes versus 831,000. Sellers are getting more realistic on price, and mortgage rates sit at 6.65%. Josh Lewis and Jeb Smith break down what it means for buyers, then answer your questions live. In this episode: national and Orange County inventory, new listings and pending sales, price reductions at 39%, mortgage spreads at 2.02, jobs week data, Cleveland Fed inflation nowcast, real home prices by state from V

If you're a first-time home buyer, you've probably spent months saving for your down payment... only to find out there's a whole second pile of money you didn't plan for. They're called closing costs, and most buyers have no idea what they're actually paying for, who's responsible for them, or that some of them can be negotiated. In this episode, Jeb Smith and mortgage expert Josh Lewis break down everything first-time buyers need to know about closing costs and, more importantly, how to keep yo

A new Fed Chair and fewer expected Federal Reserve rate cuts could have a huge impact on mortgage rates, first-time home buyers, and housing affordability in 2026. If you're wondering whether you should buy a house now or wait for lower mortgage rates, this video breaks down what actually drives mortgage interest rates and why the Fed doesn't directly control them. Learn how inflation, the bond market, and investor expectations affect home loan rates and what it means for first-time home buyers

10 Insider Rules for a Smooth, Stress-Free Home Closing Most first-time home buyer closing problems do not happen at the closing table. They usually start weeks earlier because buyers were not prepared for what happens after their offer is accepted. In this episode of The Educated Homebuyer , Jeb Smith and Josh Lewis break down the 10 insider rules that help first-time home buyers avoid closing delays, financing surprises, homeowners insurance issues, appraisal problems, and last-minute stress.

Why First-Time Home Buyers Shouldn’t Wait for a 2008 Housing Market Crash If you’re a first-time home buyer waiting for the housing market to crash before you buy a home, this video is for you. A lot of buyers are comparing today’s market to 2008, but the data tells a very different story. In 2008, loose lending standards, zero-down loans, risky adjustable-rate mortgages, and a flood of foreclosures pushed home prices down. Today, most homeowners have significant equity, stronger credit profiles

Is the housing market finally shifting away from sellers? In this episode of The Educated Homebuyer, Jeb Smith and Josh break down why sellers are pulling homes off the market at the fastest pace since 2020, what that means for inventory levels, and how it could impact first-time home buyers heading into the second half of the year.You'll learn why many homeowners are choosing not to sell, how low mortgage rates from previous years continue to limit housing supply, and why inventory remains one